3363 Cascades Blvd #219 · Tyler, TX 75709

$339,000

3 bd · 2.0 ba · 1,895 sqft · SingleFamily public records · 131 Days on market

Built 2008 $179/sqft · 10% below area Est $375k · 10% under $508/mo HOA · 11% of rent

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.0/30.0
• ARV discount +11.8/15.0
• 1% rule +8.3/10.0
• DSCR +8.2/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Relax on the balcony and take in scenic views of the first hole of the golf course and picturesque Lake Bellwood. Experience refined condo living at Lake Towers in The Cascades, one of Tyler’s most desirable communities, located within the prestigious Cascades Country Club development. The Cascades offers beautifully maintained grounds, lakes, and scenic golf course surroundings. Country club amenities are available through separate membership featuring fine dining, tennis, golf, resort style pool and fitness center. This perfectly updated condo features an open-concept layout ideal for both everyday living and entertaining. The spacious living and dining areas are filled with natural light from large windows and offer picturesque views of the golf course. The kitchen is a standout, featuring a chef-worthy KitchenAid gas range with eight burners and double ovens—perfect for hosting and culinary enthusiasts alike. Updated condo with fresh paint throughout! The primary suite is generously sized with an en-suite bath and an oversized walk-in closet. Step onto the private balcony to relax and enjoy views overlooking the first hole of the Cascades golf course. HOA fees include high-speed internet, cable, water, sewer, trash service, providing exceptional value and peace of mind. A rare opportunity to own a move-in-ready condo in one of Tyler’s premier communities—see this one before it’s gone!

Key facts

• Natural light
• Double ovens
• Picturesque views

Tags

• BEAUTIFULLY MAINTAINED GROUNDS
• COUNTRY CLUB AMENITIES
• OPEN-CONCEPT LAYOUT
• NATURAL LIGHT
• PICTURESQUE VIEWS
• DOUBLE OVENS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $339k).
• Recommended offer: $298k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.6% in Tyler — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#147 in TX, #4,181 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D+, crime D+.
• Tyler ISD (urban): math 39% / reading 38% proficiency, ranked #449 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $298,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 6.3

CMA / ARV

• ARV (median comp): $375,025
• List price: $339,000
• Delta: -9.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-11,545
• Equity at exit: $50,546

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $46,920
• Equity at exit: $29,311

Cash invested: $94,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75709

• Home prices YoY: -16.5%
• Active inventory: 90
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$387 /mo · $4,639/yr
• Insurance: −$141
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$508
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $675

Break-even live

Break-even rent $3,646

Max offer price $339,000

Occupancy floor 80%

Sensitivity live

Price	-10% $867	-5% $771	+0% $675	+5% $579	+10% $483
Rent	-10% $319	-5% $497	+0% $675	+5% $853	+10% $1,030
Rate	-1.0pp $846	-0.5pp $761	base $675	+0.5pp $587	+1.0pp $498

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Wexford Dr Tyler, TX	3.0	2.0	2339	$4,500	$1.92	21d	1	0.42mi

HOA detail

• Monthly dues: $508 · $6,096/yr
• Likely covers: watersewertrashgasinternetcablelandscapingpoolgym

Listing history 37 events

1. 2026-06-19
   days on market $339,000 Active 131 DOM
2. 2026-06-18
   days on market $339,000 Active 130 DOM
3. 2026-06-17
   days on market $339,000 Active 129 DOM
4. 2026-06-16
   days on market $339,000 Active 128 DOM
5. 2026-06-15
   days on market $339,000 Active 127 DOM
6. 2026-06-14
   days on market $339,000 Active 125 DOM
7. 2026-06-13
   days on market $339,000 Active 124 DOM
8. 2026-06-10
   days on market $339,000 Active 122 DOM
9. 2026-06-09
   days on market $339,000 Active 121 DOM
10. 2026-06-08
    days on market $339,000 Active 120 DOM
11. 2026-06-07
    days on market $339,000 Active 119 DOM
12. 2026-06-05
    days on market $339,000 Active 116 DOM
13. 2026-06-02
    days on market $339,000 Active 114 DOM
14. 2026-06-01
    days on market $339,000 Active 113 DOM
15. 2026-05-31
    days on market $339,000 Active 112 DOM
16. 2026-05-30
    days on market $339,000 Active 111 DOM
17. 2026-04-11
    price $344,900 1455-char remark

    Show marketing remark (1423 chars)

    Relax on the balcony and take in scenic views of the first hole of the golf course and picturesque Lake Bellwood. Experience refined condo living at Lake Towers in The Cascades, one of Tyler's most desirable communities, located within the prestigious Cascades Country Club development. The Cascades offers beautifully maintained grounds, lakes, and scenic golf course surroundings. Country club amenities are available through separate membership featuring fine dining, tennis, golf, resort style pool and fitness center. This perfectly updated condo features an open-concept layout ideal for both everyday living and entertaining. The spacious living and dining areas are filled with natural light from large windows and offer picturesque views of the golf course. The kitchen is a standout, featuring a chef-worthy KitchenAid gas range with eight burners and double ovens—perfect for hosting and culinary enthusiasts alike. Updated condo with fresh paint throughout! The primary suite is generously sized with an en-suite bath and an oversized walk-in closet. Step onto the private balcony to relax and enjoy views overlooking the first hole of the Cascades golf course. HOA fees include high-speed internet, cable, water, sewer, trash service, providing exceptional value and peace of mind. A rare opportunity to own a move-in-ready condo in one of Tyler's premier communities—see this one before it's gone!

18. 2026-04-11
    price $344,900 1423-char remark

    Show marketing remark (1423 chars)

    Relax on the balcony and take in scenic views of the first hole of the golf course and picturesque Lake Bellwood. Experience refined condo living at Lake Towers in The Cascades, one of Tyler's most desirable communities, located within the prestigious Cascades Country Club development. The Cascades offers beautifully maintained grounds, lakes, and scenic golf course surroundings. Country club amenities are available through separate membership featuring fine dining, tennis, golf, resort style pool and fitness center. This perfectly updated condo features an open-concept layout ideal for both everyday living and entertaining. The spacious living and dining areas are filled with natural light from large windows and offer picturesque views of the golf course. The kitchen is a standout, featuring a chef-worthy KitchenAid gas range with eight burners and double ovens—perfect for hosting and culinary enthusiasts alike. Updated condo with fresh paint throughout! The primary suite is generously sized with an en-suite bath and an oversized walk-in closet. Step onto the private balcony to relax and enjoy views overlooking the first hole of the Cascades golf course. HOA fees include high-speed internet, cable, water, sewer, trash service, providing exceptional value and peace of mind. A rare opportunity to own a move-in-ready condo in one of Tyler's premier communities—see this one before it's gone!

19. 2026-04-11
    price $344,900

    Show marketing remark (1423 chars)

    Relax on the balcony and take in scenic views of the first hole of the golf course and picturesque Lake Bellwood. Experience refined condo living at Lake Towers in The Cascades, one of Tyler's most desirable communities, located within the prestigious Cascades Country Club development. The Cascades offers beautifully maintained grounds, lakes, and scenic golf course surroundings. Country club amenities are available through separate membership featuring fine dining, tennis, golf, resort style pool and fitness center. This perfectly updated condo features an open-concept layout ideal for both everyday living and entertaining. The spacious living and dining areas are filled with natural light from large windows and offer picturesque views of the golf course. The kitchen is a standout, featuring a chef-worthy KitchenAid gas range with eight burners and double ovens—perfect for hosting and culinary enthusiasts alike. Updated condo with fresh paint throughout! The primary suite is generously sized with an en-suite bath and an oversized walk-in closet. Step onto the private balcony to relax and enjoy views overlooking the first hole of the Cascades golf course. HOA fees include high-speed internet, cable, water, sewer, trash service, providing exceptional value and peace of mind. A rare opportunity to own a move-in-ready condo in one of Tyler's premier communities—see this one before it's gone!

20. 2026-03-08
    listed $349,000 Active 1423-char remark

    Show marketing remark (1423 chars)

    Relax on the balcony and take in scenic views of the first hole of the golf course and picturesque Lake Bellwood. Experience refined condo living at Lake Towers in The Cascades, one of Tyler's most desirable communities, located within the prestigious Cascades Country Club development. The Cascades offers beautifully maintained grounds, lakes, and scenic golf course surroundings. Country club amenities are available through separate membership featuring fine dining, tennis, golf, resort style pool and fitness center. This perfectly updated condo features an open-concept layout ideal for both everyday living and entertaining. The spacious living and dining areas are filled with natural light from large windows and offer picturesque views of the golf course. The kitchen is a standout, featuring a chef-worthy KitchenAid gas range with eight burners and double ovens—perfect for hosting and culinary enthusiasts alike. Updated condo with fresh paint throughout! The primary suite is generously sized with an en-suite bath and an oversized walk-in closet. Step onto the private balcony to relax and enjoy views overlooking the first hole of the Cascades golf course. HOA fees include high-speed internet, cable, water, sewer, trash service, providing exceptional value and peace of mind. A rare opportunity to own a move-in-ready condo in one of Tyler's premier communities—see this one before it's gone!

21. 2026-02-08
    listed $349,000 Active

    Show marketing remark (1455 chars)

    Relax on the balcony and take in scenic views of the first hole of the golf course and picturesque Lake Bellwood. Experience refined condo living at Lake Towers in The Cascades, one of Tyler’s most desirable communities, located within the prestigious Cascades Country Club development. The Cascades offers beautifully maintained grounds, lakes, and scenic golf course surroundings. Country club amenities are available through separate membership featuring fine dining, tennis, golf, resort style pool and fitness center. This perfectly updated condo features an open-concept layout ideal for both everyday living and entertaining. The spacious living and dining areas are filled with natural light from large windows and offer picturesque views of the golf course. The kitchen is a standout, featuring a chef-worthy KitchenAid gas range with eight burners and double ovens—perfect for hosting and culinary enthusiasts alike. Updated condo with fresh paint throughout! The primary suite is generously sized with an en-suite bath and an oversized walk-in closet. Step onto the private balcony to relax and enjoy views overlooking the first hole of the Cascades golf course. HOA fees include high-speed internet, cable, water, sewer, trash service, providing exceptional value and peace of mind. A rare opportunity to own a move-in-ready condo in one of Tyler’s premier communities—see this one before it’s gone!

22. 2026-02-08
    listed $349,000 Active 1455-char remark

    Show marketing remark (1455 chars)

    Relax on the balcony and take in scenic views of the first hole of the golf course and picturesque Lake Bellwood. Experience refined condo living at Lake Towers in The Cascades, one of Tyler’s most desirable communities, located within the prestigious Cascades Country Club development. The Cascades offers beautifully maintained grounds, lakes, and scenic golf course surroundings. Country club amenities are available through separate membership featuring fine dining, tennis, golf, resort style pool and fitness center. This perfectly updated condo features an open-concept layout ideal for both everyday living and entertaining. The spacious living and dining areas are filled with natural light from large windows and offer picturesque views of the golf course. The kitchen is a standout, featuring a chef-worthy KitchenAid gas range with eight burners and double ovens—perfect for hosting and culinary enthusiasts alike. Updated condo with fresh paint throughout! The primary suite is generously sized with an en-suite bath and an oversized walk-in closet. Step onto the private balcony to relax and enjoy views overlooking the first hole of the Cascades golf course. HOA fees include high-speed internet, cable, water, sewer, trash service, providing exceptional value and peace of mind. A rare opportunity to own a move-in-ready condo in one of Tyler’s premier communities—see this one before it’s gone!

23. 2026-01-02
    soldstatus
24. 2024-11-18
    price $343,400
25. 2024-10-21
    price $344,900
26. 2024-09-12
    price $349,900
27. 2024-07-18
    price $351,500
28. 2024-05-02
    price $356,500
29. 2024-03-27
    listed $357,500 Active
30. 2023-08-04
    listed $415,000
31. 2020-06-02
    soldstatus
32. 2020-06-01
    soldstatus
33. 2020-05-01
    listed $225,000
34. 2018-02-12
    soldstatus
35. 2018-02-09
    soldstatus
36. 2018-01-02
    listed $225,000
37. 2009-11-13
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,639 · $387/mo
• Projected year-2 tax: $6,204 · $517/mo
• Expected delta: +$1,565/yr (+$130/mo · 33.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,000
• − Mortgage interest: −$18,989
• − Property taxes: −$4,639
• − Insurance: −$2,492
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − HOA: −$6,096
• − Depreciation: −$9,862
• Taxable income: $3,282
• Est. tax owed @ 24.0%: −$788
• After-tax cash flow: $7,312/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Tyler ISD
• NCES district ID: 4843470
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $44,090
• Composite: 32.69/100
• National rank: #5650
• State rank: #449 of 826 in TX

Livability — Tyler

• Score: 75/100
• State rank: #147
• US rank: #4181

Category grades

Amenities C+ Commute F Cost of living A+ Crime D+ Employment C- Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tyler, TX
• City population: 127,842
• Population (ZIP): 5,237

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 43% Hispanic / Latino 33% Black 19% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 67% English-only · Spanish 31% Other Indo-European 1%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.17%
• Current HPI: 197.8711
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+53.3% since first listed

21 events — show timeline

• 2026-04-11 Price Changed $344,900 NTREIS
• 2026-04-11 Price Changed $344,900 HCBOR
• 2026-04-11 Price Changed $344,900 GTAR
• 2026-03-08 Listed $349,000 HCBOR
• 2026-02-08 Listed $349,000 GTAR
• 2026-02-08 Listed $349,000 NTREIS
• 2026-01-02 Sold (Public Records) — Public Records
• 2024-11-18 Price Changed $343,400 GTAR
• 2024-10-21 Price Changed $344,900 GTAR
• 2024-09-12 Price Changed $349,900 GTAR
• 2024-07-18 Price Changed $351,500 GTAR
• 2024-05-02 Price Changed $356,500 GTAR
• 2024-03-27 Listed $357,500 GTAR
• 2023-08-04 Listed $415,000 GTAR
• 2020-06-02 Sold (Public Records) — Public Records
• 2020-06-01 Sold (MLS) — GTAR
• 2020-05-01 Listed $225,000 GTAR
• 2018-02-12 Sold (Public Records) — Public Records
• 2018-02-09 Sold (MLS) — GTAR
• 2018-01-02 Listed $225,000 GTAR
• 2009-11-13 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2024): $4,639 · +7.4% YoY. Source: county tax records.